1555 32nd St
Sacramento 95816 · East Sacramento · City of Sacramento · Coordinates: 38.56583, -121.46573
Executive Verdict · Public-Records Synthesis
Zoned R-1-SPD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,063,000 ($935,000–$1,191,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-SPD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 3,049 sq ft lot. Local precedent is active with 18 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$163,461 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jun 11, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in East Sacramento
522 substantial renovation & housing permits over 24 months (62.3 per 1,000 parcels vs. 30.4 citywide baseline) (#48 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (East Sacramento)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit (new or conversion) (RES-2313317): Issued after 7 mo (2.3× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.4 mi NW, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$12,568/yr at $1,063,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,047/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 1555 1/2 32ND ST; 1555 32ND ST; 1557 32ND ST
Zoning & Land Use
R-1-SPD — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 3,049 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $935,000 – $1,191,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- Hattie's House (Entitled)0.4 mi NW
In "Entitled" for 3.1 yr (since Oct 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
- Accessory dwelling unit at 1301 32nd St (In review)0.24 mi N
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
- New duplex at 2616 Q St (In review)0.48 mi W
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Accessory dwelling unit (new or conversion) (RES-2313317) (Finaled)On this parcel
Issued after 7 mo (2.3× the 97d median) — above the 75th percentile for accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 75th pct 172d, n=1,693).
Entity-resolved builders & contractors in ½ mile: Anchored Tiny Homes (4 on parcel, 8 in ½ mi · Accessory dwelling unit (new or conversion)); Fletchers Plumbing And Contracting (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Rooneys Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Superior Electrical Service Technicians (1 on parcel, 1 in ½ mi · Electrical / panel); Wfc Builders (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (8 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2412832 | Electrical / panel | Expired Permit | Iss. Jun 11, 2024 | $5,000 | E-Permit: existing panel 125 Amps - Underground service, new main panel 225 Amps, N/A weather head/masthead work. |
| RES-2411560 | Plan revision / deferred submittal | Complete | App. May 28, 2024 | — | EPC - REVISION TO RES-2313317. Adding a washer and dryer to the ADU. |
| RES-2313317 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Feb 7, 2024 | $154,500 | EPC - EXPEDITED - New 360 sqft Detached ADU (1 bed, 1 bath) with a 9 sqft water heater closet. Garage to be demolished o… |